This listing includes AI condition scoring, neighbourhood intelligence, and market valuation data — giving you a complete picture before you visit. Compare rental yield, price per square metre, and location strength against the broader Portuguese market to assess whether this property fits your investment strategy.
2-bedroom, 2-bathroom apartment of 117 m², energy rating D. Located on rua Vila Beatriz, Ermesinde parish, Valongo municipality, Porto district. Noteworthy features: This apartment includes a private terrace that enhances outdoor living and offers a designated office space, perfect for remote work or additional guests.
The valuation. The asking price of €230,000 is significantly above the fair value of €183,317, indicating that the property is overpriced by €46,683, or 20.3%. This discrepancy suggests careful consideration before investment.
Fair value modelled at €183,317 from the area baseline, adjusted for condition and location. Asking €230,000 sits €46,683 (20.3%) above — overpriced versus fair value.
Asking €230,000 versus the rua Vila Beatriz area baseline of €270,738 (€2,314/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 82 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 65/100 (Housing Market 70 · Amenities 60 · Economic 70 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Vila Beatriz
Area baseline €270,738 + condition +€9,689 + location +€9,828 = modelled fair value of €183,317 (€1,567/m²), a €46,683 (20.3%) gap versus the €230,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Vila Beatriz | Subject | €230,000 | €1,966 | — | 82 | 65 |
| rua Nova da Formiga, 49 | Active | €345,000 | €2,285 | 16.2% | 75 | 73 |
| travessa Portocarreiro | Active | €269,000 | €2,319 | 18.0% | 80 | 75 |
| Valongo · cfdf2e | Active | €284,900 | €2,064 | 5.0% | 72 | 76 |
| avenida Engenheiro Duarte Pacheco | Active | €290,000 | €2,000 | 1.7% | 76 | 70 |
| Median comp | €287,450 | €2,175 | 10.6% | 76 | 74 |
Long-term rental The 2-bed apartment in Ermesinde, Valongo is overpriced with a listing of €230,000, which exceeds its fair value of €183,317 by 20.3%. At a gross yield of 4.2%, this investment does not offer a compelling return given its elevated price point. Buy-and-hold With the current valuation of €230,000, the property's price is significantly above the fair value of €183,317, indicating a market misalignment. Investors seeking a buy-and-hold strategy may find better opportunities elsewhere, as the 4.2% gross yield does not justify the premium pricing. Family rental The family's demands for affordability will likely be hindered by the apartment's overpriced status of €230,000 versus the fair value of €183,317. While the property holds some potential due to its condition score of 80/100, the substantial price gap limits its attractiveness for family rental markets.
Potential Tenant Turnover The tenant stability score of 60/100 suggests a higher likelihood of tenant turnover, which can lead to increased vacancy rates and loss of rental income.
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